Why East Side Industrial Projects Like Stellar @ Tampines Are So Hard to Come By in Singapore?

If you’ve been keeping tabs on the industrial property market, you’ll know this: new B2 factory units in the East are almost extinct.

Most recent launches have been in the West—like Tuas or Jurong. But for businesses or investors who prefer the Tampines, Loyang or Changi zone, there hasn’t been much to look at for years.

That’s why when something like Stellar @ Tampines launches—it turns heads.

East Side: Still Underserved, But High in Demand

Let’s be real—logistics, light manufacturing, and even food production businesses love the East. Why?

• Near Changi Airport

• Close to Pasir Ris Wafer Fab Park, IKEA, Giant, and Loyang supply chain cluster

• Talent pool from Tampines, Simei, Bedok
  

But here’s the thing: most B2-zoned land in the East is already built-up or reserved. According to JTC, much of the recent land releases are concentrated in the North (Woodlands) and West (Tuas). That leaves almost no NEW strata B2 factory options in the East.

Projects like Stellar @ Tampines are rare—really rare.

Market Is Still Moving: Rental and Price Trends in 2024

As of Q2 2024, JTC reports:

• 6.6% YoY increase in industrial rents

• 15 consecutive quarters of rental growth

• Multi-user factory rents up 2.1% in the last quarter alone

(Source: CBRE Commentary on JTC Report)

That’s good news if you’re:

• An investor looking for rental yield

• A business owner who’d rather own than rent long-term
  

With Stellar offering a modern, ramp-up layout and practical unit sizes (~151 sqm onwards), many SMEs can get operational without overcommitting on space or cost.

Stellar @ Tampines: Practical Features, Prime Location

Here’s why it stands out:

• Located at 12 Tampines North Drive 4 (near IKEA / Courts Megastore zone)

• 30-year leasehold from 2023

• Ramp-up access to every level

• Column-free units = better layout flexibility

• High floor loading and ceiling height (great for storage or machinery)
  

And yes, it’s strata-titled—meaning you can own your unit outright and rent it out if needed.

Foreigners can buy. There’s no ABSD or SSD for industrial property.

URA and JTC’s Long-Term Plans Support This Area

According to the URA Master Plan, Tampines North is shaping up to be an integrated estate with:

• New homes

• Business clusters

• Transport links (future MRT stations)

It’s part of the East Region rejuvenation, and Stellar is likely one of the B2 factory projects launching here in the foreseeable future.

JTC’s own focus on future-ready estates (e.g., Defu redevelopment) supports the idea that clean, modern, high-tech industries will drive demand—and Stellar fits right into that shift.

Part of Tampines North: A Master Planned Growth Area

Stellar @ Tampines is located at the heart of Tampines North—a 240-hectare master planned estate first announced in 2013. Once fully developed, it will feature: - 21,000 new homes (with 17,000 HDB units) - Two major green parks: Boulevard Park and Quarry Park - A new MRT station (Tampines North MRT) and integrated bus interchange - - - Mixed-use zones with retail and F&B to support daily convenience

This means your business or investment unit at Stellar isn’t just sitting in an industrial zone—it’s part of a bigger ecosystem with residential population, transport links, and a long-term transformation plan led by URA and HDB.

Should You Take a Closer Look?

If you:

• Run a light manufacturing or e-commerce biz…

• Are expanding eastward (or want to shorten your delivery lead times)…

• Are looking for stable rental yield in a scarce supply area…
  

Then Stellar @ Tampines might be one of the most strategic factory purchases available right now.

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Keen to see unit layouts, pricing or check if it fits your biz needs?

👉 Kindly contact us to get more details or to arrange a private walkthrough—no obligations.